Chairman of Oxford Civic Society Ian Green gives his views on what should happen next following plans to turn The Wheatsheaf music venue into student accommodation.
When the Oxford Mail reported last week on the proposed conversion of the upper floors of The Wheatsheaf pub in Oxford city centre from a live popular music venue to student accommodation, it was clear from the many comments that the idea caused widespread dismay.
Unlike many other places where live music is played in Oxford, The Wheatsheaf has been managed as a dedicated music venue for at least 20 years.
It has a special history and has become an effective incubator for musical talent from Oxford and beyond.
It effectively developed into a music industry crucible, bringing together all the associated industries that also contribute to the local economy.
Read again: Pub's new van means locals get draught beer
This included independent record labels, promoters, producers, music publications, duplication services (CD and vinyl production, for example), rehearsal studios, recording studios, expert mastering services, equipment hire businesses and the like.
Oxford Civic Society shares the dismay.
Ian Green, chairman of Oxford Civic Society
We support the city council’s aim, set out in the Oxford Local Plan, to facilitate a vibrant local economy and cultural diversity, and venues like the Wheatsheaf are an essential grass roots part of that, both in the city and beyond.
A key component of the Local Plan is to ensure that the Oxford city region is a centre of innovation.
We tend to think that innovation relates to scientific and technological developments, but it also applies to developments in the cultural arena.
Contemporary rock, metal, indie, reggae and jazz bands presented and, in some cases, nurtured in The Wheatsheaf have been a grass roots feature of the UK’s hugely successful and internationally-renowned creative music industry.
None of this can be dismissed lightly, and the civic society has been looking closely at what might be done to protect this significant part of our city’s cultural heritage.
Regarding the current application, the physical aspects of the building are respected, the business case makes sense, and The Wheatsheaf is in one of the areas where applications for new student accommodation can be allowed under the terms of the current Local Plan.
What’s more, if the owners prefer to use part of their property for accommodation, they can’t be forced to do otherwise.
Oxford band Bright Works performing at the Wheatsheaf, Oxford, in 2013. Picture: Henry Blyth
They certainly can’t be compelled to continue to run a music venue.
But policy V7 of Oxford’s Local Plan says: ‘The city council will seek to protect and retain existing cultural and community facilities. Planning permission will not be granted for development that results in the loss of such facilities unless new or improved facilities can be provided at a location equally or more accessible’.
The section of the National Planning Policy Framework dealing with proposals affecting heritage assets suggests that local planning authorities should require an applicant to describe the significance of any heritage assets affected.
In our view, the present application treats the value of The Wheatsheaf’s heritage role somewhat dismissively and does not stretch to music as ‘intangible heritage’.
The applicant’s Heritage Impact Statement explores the value of The Wheatsheaf’s architecture and the potential impact of the proposals on it, as well as the physical context in which it sits.
Read more: Wheatsheaf: Oxford music lovers slam devastating plans
All well and good - but heritage is not just about the fabric.
It is also about the history of the use and the cultural significance of the activities undertaken in the premises.
Even more dismissively, the Viability Assessment of the planning application suggests that there are many other venues available which could continue The Wheatsheaf’s contribution to music.
Our review of the list provided demonstrates that this is grossly misleading - the city centre would be left without a single venue appropriate for the relevant musical genres.
The applicant should be encouraged either to withdraw the application and continue the music function in some way, or to join forces with the music community and others to look for an alternative site.
Read more: The Wheatsheaf: This is why we need to fight
Encouraging The Wheatsheaf’s previous activities somehow to continue would be firmly in the spirit of both the national and the local planning systems.
It would also be consistent with the city’s Covid-19 recovery efforts and its ambition to enhance the attractiveness of the city centre to visitors.
If it comes to it, Oxford Civic Society will be very supportive in finding an appropriate new location.
Such a successful industry needs a secure base in the city centre.
For advice on how to comment effectively on a planning application, see the Oxford Civic Society website oxcivicsoc.org.uk/comment-planning-applications.
Comments: Our rules
We want our comments to be a lively and valuable part of our community - a place where readers can debate and engage with the most important local issues. The ability to comment on our stories is a privilege, not a right, however, and that privilege may be withdrawn if it is abused or misused.
Please report any comments that break our rules.
Read the rules here